Only 39% of tenants say they feel more secure in their current tenancy since Section 21 was abolished, despite 68% believing the reform was necessary, according to new research from LRG.
The Autumn 2026 Lettings Report, based on responses from 405 LRG landlords, 166 LRG tenants and 107 LandlordZone landlords, found a clear divide between landlords and tenants over the decision to remove no-fault evictions. While more than two-thirds of tenants supported the change, only a third of LRG landlords and almost a fifth of LandlordZone landlords agreed it was necessary.
However, the findings suggest that support for the reform does not necessarily translate into a greater sense of security. One in five tenants (20%) said they felt much more secure, while 31% reported no change. A further 13% felt less secure and 17% were unsure or had not been aware of the change.
Section 21 was abolished in England on 1 May 2026 under the Renters' Rights Act. Landlords can no longer end an assured tenancy without relying on a defined legal possession ground. The change was intended to give tenants greater certainty that they can remain in their homes unless there is a valid reason for the tenancy to end.
The scale of previous Section 21 use helps explain the significance of the reform. Ministry of Justice figures analysed by Shelter show that landlords in England issued 30,729 accelerated possession claims between July 2024 and June 2025. County court bailiffs ultimately repossessed 11,402 households through the accelerated procedure.
Before the abolition, 53% of tenants said they had been very or quite concerned that their landlord might ask them to leave without giving a reason. However, 46% were not very concerned or not concerned at all.
Separate government-commissioned research involving 1,517 private renters found that seven in ten were satisfied with the service provided by their landlord. However, 22% said concern about eviction could discourage them from raising a complaint, highlighting the importance of the relationship between landlords and tenants alongside the legal protections available.
Landlords and tenants have different experiences of Section 21
The survey findings help explain why landlords and tenants have different views of the reform. Almost two-thirds of LRG landlords (65%) said they had never used Section 21, while 24% had used it once and 6% more than once.
LandlordZone respondents, most of whom manage their own properties, reported greater experience of the process. Almost six in ten (59%) had used Section 21 at least once, while 39% had never done so.
Where landlords had used the procedure, the most common reasons were rent arrears or repeated late payment, followed by antisocial behaviour or another tenancy issue. The findings suggest many landlords regarded Section 21 as a safeguard when dealing with tenancy problems rather than a routine way to end a successful let.
The English Private Landlord Survey 2024 provides further context. Just 8% of landlords said they had asked a tenant to leave when their most recent tenancy ended, while 6% had evicted one.
Among landlords who had ended a tenancy, the most common reasons were poor property maintenance (43%), rent arrears (42%), antisocial behaviour (27%) and a decision to sell (26%). However, Section 21 was used in 70% of cases where a landlord evicted a tenant, demonstrating how frequently the procedure featured when possession was necessary.
Landlords now have to rely on the grounds-based possession process when a tenancy needs to end. The latest pre-reform Ministry of Justice figures show that the median time between a landlord making a court claim and repossession was 26.4 weeks in the first quarter of 2026. The time involved in recovering possession helps explain why confidence in the operation of the new system matters to landlords as well as tenants.
Good relationships remain central to rental security
Despite their different views on Section 21, landlords and tenants identified similar factors when asked what makes a tenancy feel secure.
A good relationship with the landlord was the leading response among all three groups. It was selected by 44% of LRG landlords, 65% of LandlordZone landlords and 27% of tenants.
Good communication and management by the letting agent also featured prominently, selected by 25% of tenants and 27% of LRG landlords.
Legal protections were identified by 20% of tenants, compared with 7% of LRG landlords and 3% of LandlordZone landlords. The findings suggest that while legislation provides an important framework, tenants also associate security with the way their tenancy is managed day to day.
The latest English Housing Survey provides further context to these views. Before the reform, 79% of private renters said they felt safe from eviction, while 68% believed their tenancy was stable enough to allow them to plan for the long term.
However, 14% of recently ended tenancies had ended because the tenant was asked to leave. Among renters who had been asked to leave during the previous three years, 45% had received a Section 21 notice.
"The difference in opinion is understandable because landlords and tenants came to this reform from different experiences." said Allison Thompson, Chief Lettings Officer at Leaders, part of LRG.
"Many tenants wanted greater reassurance that they could build their lives in a rented home without being asked to leave unexpectedly. At the same time, most LRG landlords had never used Section 21 and saw a well-run tenancy with a reliable tenant as something to protect, not end."
"Five months after the change, it is significant that fewer than four in ten tenants feel more secure. Legislation establishes important protections, but security is also created through fair treatment, a well-maintained home, clear expectations and confidence that someone will respond when help is needed."
"Professional agents have a vital role in bringing those elements together. We help landlords understand and use the new possession grounds correctly, while giving tenants clear information and a reliable point of contact. That combination of legal certainty and good day-to-day management is what gives both sides confidence in the tenancy."
